painting between tenants

Question - is there some trick to painting between tenants. I am painting the same color. I try to just paint the smudges, but it seems you can always tell where the touchup happened, so I end up painting a whole wall just to cover a dime size spot. Ideas?

--108.51.xxx.xxx

painting between tenants (by Stephen [ON]) Posted on: Jul 9, 2018 3:30 AM
Message:

This is a topical thread. My handyman used to be better at touch ups. Either he lost his skills or he became greedy. SUddenly touchups were made with mismatched paint and looked so bad entire apartments had to be repainted. Just last weekend minor touchups became painting of whole rooms. I had a proper painter in to do one floor of a townhouse in Revere Pewter. THe handyman wanted to repaint bedrooms in the old unfashionable colours. If I was going to have to pay for painting I decided to pay for a pro and an upgrade to current colours. So that became quite a major outlay.

But it would be nice to know if there are any tips on touch ups because this is a mystery. --198.20.xx.xxx

painting between tenants (by Andrew, Canada [ON]) Posted on: Jul 9, 2018 4:40 AM
Message:

I often touch up between tenants, but it looks and smells as the entire apt has been repainted.

Heres what I do:

Use only good paint. Cheap paint fades over time and even when you use exactly the same paint, it no longer matches the orig wall paint.

Wipe baseboards before painting.

Stop painting the wall on a corner or edge of a wall. The natural shadow from the light in the room hides any paint difference.

Feather the paint out as you apply it. Ie, heavier on 4he marks and less paint on the wall at the top and bottom.

Wipe baseboards again with damp cloth to remove paint splatters; an obvious sign of a touch up.

If you have to....use a very little paint on a brush to feather around edges where you would have tapped or "cut with a brush".... this helps hide the old and new paint transition.

Accept the fact that touch ups will still take time as larger areas still have to be covered to blend paints.....but it will be much quicker than fully repainting.

--70.29.xxx.xxx

painting between tenants (by Vee [OH]) Posted on: Jul 9, 2018 4:59 AM
Message:

I have an automotive background and the only way to refinish is doing the whole panel - not a door or fender but one wall at a time. --76.188.xxx.xx

painting between tenants (by AllyM [NJ]) Posted on: Jul 9, 2018 5:09 AM
Message:

We are required to repaint in NJ so I hire the handyman to do it. Sometimes the place is still so clean that only one wall is necessary if it was a shorter tenancy. I have touched up a clean recently painted wall with a nail hole. That's about the only thing that won't show. IF you can see the new paint, the wall is dirty on a touchup --73.178.xxx.xx

painting between tenants (by NC INVESTOR [NC]) Posted on: Jul 9, 2018 5:12 AM
Message:

wE ALWAYS REPAINT EVERYTHING BETWEEN TENANTS. RENTS FASTER AND TO BETTER TENANTS AT HIGHER RATES. --71.75.xx.xx

painting between tenants (by WMH [NC]) Posted on: Jul 9, 2018 6:02 AM
Message:

If you paint between EVERY tenancy, depending on turnover rate and age of building, you will end up with THICKLY painted walls...as you see in really old buildings in Boston for instance. --50.82.xxx.xx

painting between tenants (by S i d [MO]) Posted on: Jul 9, 2018 6:46 AM
Message:

I rent strictly Class C units. I beat my competition because my walls have COLOR (beige) on them and it isn't "Smokers Yellowish Dinge". Others prefer a medium light gray. Whatever works for your market.

Wal-Mart Satin Color Place in all rooms except bathroom and kitchen, which get semi-gloss. Wipes up decently.

Touch ups don't create any issues for me. I don't know of any way to make them invisible, nor am I required to do so for my market. My typical turnover/vacancy is 3 days or less and my average tenant stays around 2.5 - 3 years....so.... I guess what I'm doing works.

. --173.19.x.xxx

painting between tenants (by BRAD 20,000 [IN]) Posted on: Jul 9, 2018 7:30 AM
Message:

Laura,

The sheen can make a difference - satin and flat matte can differ when toiched up.

Also, touch up just the spot with a small brush, not a 12” roller.

Mr Clean Magic Erasers work but seem to polish the flat paint.

Set aside a jar from the exact paint bucket for that house. No two cans of paint are the same.

Smoking, candles, and cooking affect the paint

Hope that helps!

BRAD --68.50.xxx.xxx

painting between tenants (by Gene [OH]) Posted on: Jul 9, 2018 8:40 AM
Message:

We used to use the Sherwin Williams Classic 99 satin paint that was tinted slightly off white. We could patch a small hole and then touch it up so almost no one could ever see it even in the highlights. I have went 12 years or more without painting a whole house just by being able to touch up between tenants.

However, Sherwin Williams changed their base paint and the touch-ups were very noticeable. We have been trying their 200 paint made for painters and just have to wait and see how it does for touchups. Since then, I have just done individual walls, but I haven't painted a whole room or house yet. --155.188.xxx.xx

painting between tenants (by CGB [MI]) Posted on: Jul 9, 2018 10:07 AM
Message:

The sheen of the paint is a big factor in determining if a touch up will be visible. You will likely have to repaint the entire wall with gloss and semi gloss however those finishes are more durable. Eggshell and flat will touch up better but are not as durable. --50.77.xxx.xxx

painting between tenants (by Don [PA]) Posted on: Jul 9, 2018 10:27 AM
Message:

Feather in the edges of the touch up area with a dry brush. --69.244.xx.xx

painting between tenants (by myob [GA]) Posted on: Jul 9, 2018 1:04 PM
Message:

you can't just "touch up" you don't get that fresh paint smell. I did a post for paint sticks to rudy NY. maybe that could help. Been there done that so know exactly what you mean. --99.103.xxx.xxx

painting between tenants (by cjo'h [CT]) Posted on: Jul 9, 2018 2:17 PM
Message:

Laura,there are no tricks or tips for spot painting between tenants,I usually visit our friendly Home Depot and find something they goofed up in mixing,the 5 gallon pail.Get a bigger tray than you normally do and then a bigger roller to match the tray.and do the whole thing.Don't care if they smoked or not,never bother washing the walls,you just discovered a new shade of whatever.................Charlie.................................................... --174.199.xx.x

painting between tenants (by myob [GA]) Posted on: Jul 9, 2018 2:27 PM
Message:

Charlie THAT IS BAD ADVISE-- sorry. different color paint each time-- man that means your spending days painting and cutting in.

You know I rearly say anyone is wrong on this site but you are WAY WAY wrong. --99.103.xxx.xxx

painting between tenants (by myob [GA]) Posted on: Jul 9, 2018 2:27 PM
Message:

Charlie THAT IS BAD ADVISE-- sorry. different color paint each time-- man that means your spending days painting and cutting in.

You know I rearly say anyone is wrong on this site but you are WAY WAY wrong. --99.103.xxx.xxx

painting between tenants (by cjo'h [CT]) Posted on: Jul 9, 2018 2:29 PM
Message:

Maybe that's why the units are so easy to rent compared to some poor people,I won't mention names, but I think you can guess ...............charlie.................................................................... --174.199.xx.x

painting between tenants (by cjo'h [CT]) Posted on: Jul 9, 2018 2:40 PM
Message:

myob,Works for me.A two bedroom about 6 hours,usually less

..................C.J.O'H...and that's with a roller...............oh! And A 78c 2" brush to cut in!................................... --174.199.xx.x

painting between tenants (by cjo'h [CT]) Posted on: Jul 9, 2018 2:45 PM
Message:

Myob, that 78c brush maybe has gone up,they usually do,,,,,Charlie.............. ,,,,,,,,........................ --174.199.xx.x

painting between tenants (by cjo'h [CT]) Posted on: Jul 9, 2018 2:52 PM
Message:

Myob,like MikeE says" try it,you'll like it"......................charlie............................................ Very much so....................................... --174.199.xx.x

painting between tenants (by myob [GA]) Posted on: Jul 9, 2018 3:01 PM
Message:

Charlie-- only 2 bd rms? heck if you used the same base each time you could just roll and not use a stick. 6 hrs? time is money (or vaction time lost) --99.103.xxx.xxx

painting between tenants (by Vee [OH]) Posted on: Jul 11, 2018 6:12 AM
Message:

In my area the brushes went to 99cnts, I only use 3 inch for corners and trim cuts - this alone weeds out many helpers, no paint trays here - just lower a screen into the bucket, why clean a tray? Just had a helper yesterday who after 482 times showing the roll over the screen method lifted out the roller and shook off the paint - floor looks like cross of a zebra and leapard so I tried boxes all over that room, not a big help - I am gonna call the floor a Neamoy special... And get her back home... --76.188.xxx.xx

painting between tenants (by WL [CA]) Posted on: Jul 12, 2018 11:43 AM
Message:

I use the same paint in all units - Walmart Semigloss white aka Colorplace. Easy to find, and no headaches trying to match paint for touchup. --201.140.xxx.xx

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